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TIM CRANE'S COMPLETEGUIDE TO SELLING YOUR
HOME IN ANY MARKET
No matter how long your home lingers unsold, you can comfort yourselfthat at least you're not Mark Twain.
The celebrated author put his Hartford, Conn., home on the market for$60,000 in 1901, (That's over 1.4M today) according to biographer Fred
Kaplan. Despite repeated markdowns, the elaborate house failed to attracta buyer until the price was finally slashed to $25,000 two years later.
What was once a much loved home -- in which Twain estimated he'dinvested more than $100,000 (Over 2M today)-- became a painful
albatross.
"I would rather go to hell," Twain wrote the friend who was helping him sellthe place, "than own it another 50 days."
If you want to avoid Twain's agony, you'd be smart to do some work upfront to make sure your house sells fast.
Here are 10 tips from the experts and here is what theyadvise to speed up the sale of your home:
1. Finish the "honey do" list.Just about every homeowner has a string of little repairs that never quite get done.Now's the time. Fix the screens, oil that squeak, patch the cracks, paint the trim. Stuffthat you've long since stopped noticing could be shouting "Deferred maintenance!" toevery potential buyer.
The cost: A few bucks if you're handy, a couple of hundred or so if you hire someonewho is.
2. Get it inspected.A pre-sale inspection can help in two ways, Professional inspections can identifyproblems that could thwart a sale in time to fix them. And if there are no majorproblems, he said, an inspection can publicize that fact to skittish buyers.
"Having an inspection (report) right on the counter during the open house . . . shows thebuyers that the seller's got nothing to hide,"
The cost for a home inspection: Around $400-$600
3. Clear out the clutter.Too much stuff makes rooms look smaller and focuses buyers' attention on yourpossessions rather than the home you're trying to sell. That's why many professionalstagers recommend removing as much as a third of your things to better show offrooms and closets.
"Since you're going to have to pack it up anyway, do it now," Buyers "can't imaginethemselves living there if they can't see the space."
The cost: $150 to $300 a month for three months' storage.
4. Depersonalize and neutralize.The first items that should go in those packing boxes: family photos, collections and justabout anything else that says "you." Streamline your artwork and consider toning downbold decorating statements, That means neutral shades if you need to repaint walls orreplace carpets.
"Buyers have a hard enough time envisioning how their stuff will look on your walls,"."By neutralizing your decor, you can help give them the blank canvas they need toimagine your house as theirs."
The cost: $10 and up for paint; $500 and up for new carpet.
5. Clean like a fiend."I mean Q-Tip clean," recommending taking a cotton swab to faucets and fixtures,scouring fingerprints from all the switch plates, shining windows until they're spotlessand vacuuming up every last dog hair from the baseboards. "You should be able to eatoff the kitchen floor & the bathroom floor."
You'll need to banish suspect smells as well; you don't want your house to becomeknown in real-estate circles as "the cat pee place." If your pets have had one too manyaccidents, you may need to replace the affected carpet and padding and have theunderlying floor sealed. If you're not sure how your place smells, get your least tactfulfriend to take a few whiffs and tell you the honest truth.
The cost: $10 or so in home cleaning products, if you do it yourself; $75 and up if youhire help.
6. Stage the rooms.Stand in the doorway to find each room's focal point, and use furniture placement tohighlight that. The back of your sofa shouldn't block the view of the fireplace, forexample, and the dining room table shouldn't be sharing space with a stair climber.
You should remove any extraneous pieces of furniture, but you may be able to"repurpose" them in another room. A wingback chair that's crowding the family roommight help create a nice reading nook in the master bedroom. The cost: Nothing, if you do it yourself; $1,500 and up if you hire a professional stager.
7. Tend to the floors.Keeping them spotless won't help if they're dated, worn or impossibly stained. Youshouldn't spend a fortune installing hardwood or tile, though, since you're unlikely torecoup the cost. Look for compromises that can improve the home's appearancewithout busting your wallet.
Carpets should be steam-cleaned to see if they're salvageable. If not, you may be ableto reduce the costs of replacement by offering to do some of the work, such asremoving the old carpet and moving furniture.
And banish scatter rugs. Little rugs add to the visual clutter and can be dangerousbesides.
The cost: Anywhere from a few bucks to a few hundred bucks.
8. Kick up the curb appeal.By now, you probably realize the garden gnomes are a no-no. But you may not realizehow many sales you're losing before potential buyers even get to the front door.
"Most people will start their search for a home on the Internet. If your house's Internetphoto doesn't ''''wow'''' them, they might never call for a showing,""That's why your front landscaping needs to be in perfect condition."
"Hire a professional landscaper to clean up the leaves, plant some fall flowers, trim thebushes and trees, and really manicure your lawn,". "If your front walkway is cracked,now might be the time to replace it."
The cost: $300 to $500 for landscaping, more if you need to fix walkways or driveways.
9. Pick the right publicist.If you're working with an agent, you'll want one who can really sell. That meanssomebody who knows your area and who's enthusiastic about your home. That alsomeans someone other agents want to work with; someone who's too abrasive or whoisn't trustworthy won't help your cause. You will also want someone who keeps up withtechnology and uses the latest advertising methods to get massive exposure for yourhome. The cost: 5% - 8% of the sales price of your home
If you're going to try to sell your home yourself, Good Luck!Make sure you're up for the job. Going through the process of selling a home can bevery hard work and very time consuming.
And here's the one that most sellers get wrong!
10. Set the right price.A seller may think she's just testing the market with a high price tag, assuming buyerswill at least make an offer, but buyers may assume she's unreasonable and move on.They won't even inquire about it because they will think it is too expensive and notworth the price.
Your goal should be a fair price -- something that's reasonable given the price of otherhomes in your area. It will peak the interest of potential buyers and make them want toinquire about the house.
"Buyers who are actively searching for a fairly-priced home,""will pounce on what they perceive is fair value."Meaning that if it PRICED RIGHT, it won't last long!
There are a few ways to determine your property's value.You can have an appraisal and pay $300-500or have me (Your real estate agent) provide you with a CMA (Comparative MarketAnalysis) which will help you come up with a fair price and not some pie in the sky price!
I won't charge you for the CMA, in hopes that you will let me list the property for sale.
How to sell your home fast5 mistakes anxious sellers make, plus tips to get the highest price
So, you need to get rid of your house and you need to do it quick. Perhaps you have anadjustable rate loan that is about to skyrocket, or maybe you just got a job in anothercity. Whatever the reason, don’t panic. This may not seem like the best time to dumpyour house, but if you follow my advice, it's possible.
Below are the five biggest mistakes struggling homeowners make when selling theirhome. I’ll also show you some foolproof home-selling tactics that will get you thehighest sticker price for your house.
The five big mistakes overanxious homeowners makeMaking small price reductions again and againNothing smacks of desperation more than incremental price drops. The longer aproperty is on the market, the more jaded the buyers become. The more times the priceis cut, the staler the offering appears. Buyers reason that a lot of people must haveseen it and that a lot of people must have rejected it. And if that is the case, then whyeven bother to consider it?
Instead, slash the price! Find out what your house is worth by looking at similarproperties in the neighborhood and price it 10% below them. The most enticing houseson the market are the newest and the cheapest. If you can be both, you’ll offload yoursin no time at all.
Hiring the wrong brokerThere are many ways of finding a good broker. Personal recommendations from friendsand colleagues are often the best way to go. If someone outside the real estatebusiness with nothing to gain is bringing up a broker, you can be pretty sure you’re onto a winner. The best brokers — the top 10 percent — do 90 percent of all thebusiness. So don’t get stuck with a lemon. You want someone with enthusiasm anddrive, someone who will give you the attention you need and steer you through thewhole messy process with courtesy and professionalism.
Waiting it outIf you decide to wait, you are joining the thousands of other homeowners who have alsodecided to wait. When a few decide it’s time to take the plunge, you are already toolate. If you need/want to sell now, then sell now. There will never be a better time.
Showing your house before you get rid of your clutterYou wouldn’t try to sell your car without first clearing it out, would you? Trying to sellyour house when it is full of clutter is the same thing. People don’t see charming familymementos and alluring bric-a-brac; they see visual noise, like empty soda cans andbanana peels strewn on the back seat of a Chevy. The buyer doesn’t want to see your
house; they want to see their house of the future. Find a temporary home or storage forall of your cherished possessions and let the house speak for itself.
Not taking the first quick bidThis happens time and time again. The buyer gets a bite early on and they aresuddenly filled with confidence. It feels like you’re standing over a pond packed with amillion hungry fish. The first offer doesn’t seem great and you naturally assume thereare bigger and juicier fish to be had. So you throw the tiddler back in. Big mistake. That“tiddler” is often the catch of the day.
Here are some tactics that will help you lure more buyers in:
Use a wide-angle lens for photosBuyers today shop online by looking at photos. Lots of good photos on a sunny daymake your home look larger and brighter.
Sell your house on eBayThis is a foolproof way to get your home attention with really zero risk involved. Theonly cost is a $150 fee. Ebay draws a lot of traffic to your home and what makes itreally great is that you can walk away at the end. The auction is noncommittal. Even ifsomeone meets your price, you can always change your mind.
YouTube your houseA YouTube tour gives the buyer your personal perspective on what’s special about yourhouse and can be linked with most major search sites. If you choose this method, youshould be proactive in getting the video seen. Send links of the video to any interestedparties and make sure your broker is doing the same. Insist that your broker get it on totheir company’s Web site.
Go beyond traditional realtor networks90% of homebuyers start their search online. The five highest-traffic Web sites are:
#1 yahoo.com
#2 craigslist.org
#3 zillow.com
#4 trulia.com
#5 homes.com
Make sure people visiting these sites are seeing your home. If you are unable to do thisyourself, ask me, your real estate agent, to do it for you.
Organize a neighborhood open houseJoin up with other neighbors on a Sunday to lure more buyers in. Include a latte cart ora giant inflatable house in the backyard for kids to jump on.
Include a financial goody bag for the buyerFor example, you could offer to prepay taxes or closing costs. You can also pay for ayear of landscaping, pool cleaning or maid service. Be creative and see what kind ofincentives you think would entice a buyer.
Offer a big broker incentiveConsider offering your broker a selling bonus or a weekend in the Bahamas or aluxurious day at the spa.
Hire a professional home-stagerYou can check www.homestaging.com for local members.
Remember to promote your own houseOn average, it takes eight lookers to get one bid. The more people in, the more bidsyou get.
Rent a local billboard in your neighborhoodThis may sound far-fetched, but it is not as expensive as you might think. You couldalso create magnets for your car to advertise your home (with house picture andcontact information). Or dress your kids and their friends in “Buy My House” T-shirtsand send them to town. Sometimes whacky tactics like these pay off.With all this in mind, get out there and see if you can’t buck the trend. If you are willingto do what is necessary, there is no market you can’t sell your house in.
Check List for Selling Your HomeStr8loball.com
You only get one chance to make a first impression, and it's the first impression thatreally counts! When a potential buyer surveys your home, they know within minuteswhether it meets their needs or not. This usually occurs when they first step through thefront door.The following pages contain proven ways that you can help your home sell quickerand, perhaps, for a better price.
Please consider the recommended changes. Your real estate agent can bring in theprospective buyers, but the saleability of your home is your responsibility.
EXTERIORThe condition of your home's exterior is most important when it comes to buyerappeal. Touch up trim paint on doors, window frames, fascia, etc. If your lawn shows no signs of life, a little fertilizer and some water will do wondersfor its color. Mow and edge the lawn frequently until the home is sold. Overgrown shrubbery should be cut back to show as much of the exterior as possible. A low-cost investment in seasonal flowers or ground cover will add a personal touch. Replace missing shutters, gutters, and downspouts and remove any debris. Inspect the roof for necessary repairs and any visible broken shingles or tiles. Cracks in the driveway and sidewalks can be easily repaired with ready-mix cement.For excessive stains, there are easy-to-use cleaning agents at your home repair store. Stucco water stains can be repaired using a mild bleaching agent. Fences should be mended and painted. If the street sweeper does not come every week, make sure the area in front of yourcurb and driveway are clear of debris. Wash it down with the hose. Wash all windows inside and outside. All of these suggestions may also apply to your back yard or child's play area.
INTERIOR
Living AreaClean your home from top to bottom. Put all valuables in a safe place. Repair any cracks or holes in walls and touch-up paint. Doors should be cleaned and touched-up as well. All torn screens should be repaired orreplaced. Avoid repainting the entire house unless current colors are very loud or offbeat. Whiteor light pastels are the easiest for new homeowners to work with and they make yourrooms look larger. Have carpeting and draperies cleaned. Carpeting should be vacuumed throughout the house the day your home is beingshown. If you have a fireplace, make sure all tile is in good condition, the screen is in goodshape, and the hearth is clean. Lubricate squeaking doors, windows, and cabinets. Put deodorizers in each room and closet. Store out-of-season clothes so closets do not look cluttered. Pre-pack items, which may clutter your home and make rooms appear smaller. A few colorful plants will help liven and add color to the interior.
KitchenThe kitchen is one of the most important rooms in the house. Keep the counters cleanand clear of appliances. All appliances should be clean and neatly organized. An openappearance with sunlight and green plants here and there will make the room a focalpoint. Make it light and bright!Never leave dirty dishes in the sink. Clean and wax the kitchen floor. If the floor looks old and dull, consider replacing theflooring. Clean fans and vent hoods.
BathroomAll bathroom appliances should be thoroughly cleaned. Remove stains from sinks,toilets, and bathtubs. Replace old caulking around bathtub and sinks. Repair or replace leaky faucets. Unclog and sanitize drains to remove odors. Clean all mirrors. Keep all toilet seat lids closed. Fresh towels should be in the bathrooms at all times.
Garage, Basement & AtticHave a garage sale to dispose of any unwanted items. Family heirlooms, which youwill take with you, should be boxed and stored in the garage until you move. Degreasers are available at your local home repair store to remove stains from thegarage floor. Remove any cobwebs. If the basement or attic is a functioning part of the house, make sure the area is cleanand in good repair.
SHOWING YOUR HOMEDust and vacuum the whole house thoroughly. Lightly clean and straighten up living areas. Open all drapes and blinds to let in as much light as possible. Turn on lamps and otherlights as necessary to brighten each room. If you're planning to move around the same time you're selling your home, try toarrange showings while the furniture is still in the house. Any household or children's items should be stored away. This includes toys, bikes,skateboards, etc. Turn television sets off. Turn on a radio with soft music at low volume. While your home is being held open, arrange to spend the time away from the house,especially if you have small children. If this is not possible, go for a walk, visit aneighbor, or keep children quiet when your home is being shown to prospects. Keep pets away from potential buyers and keep pet areas clean. Your agent may request to serve refreshments. If not, feel free to suggest this. Try baking chocolate chip cookies or brownies just before the open house. A pleasantaroma means home to many people. Once the open house begins, let your agent do the job. Do not try to assist unless askedby the agent showing your home. If you're trying to sell any household items, do not bring this up, unless you are asked.Remember to keep your valuables in a safe place. Should a buyer stop by when your not having an open house, refer all inquires to youragent. Feel free to answer questions the buyer might have, but again, refer as much aspossible to your agent, as he/she will be able to answer in the most positive manner. Save visiting agents' business cards for your agent. Write down the date on the back ofthe visiting agent's business card and indicate if the agent had buyers with them. Notify your agent if you'll be out of town and how to contact you. Timing isEVERYTHING!
Selecting Your Selling Method: Agent vs. FSBOGoing the agent route —by selecting this method, you will utlize the services of a real estate agent or brokerto sell your home.
• pros:the agent or broker will handle all of the work and selling issues for you. They willscreen buyers, market your home through their agent network, show the houseand negotiate with the buyers on your behalf.In addition, depending on the agent, they will have access to a vast network ofother agents and brokers who represent buyers.
• cons:It costs money for their services — real estate commissions can average between5-8% of the home selling price.
This means that if the agent sells your home for $50,000, their commissions willrange anywhere from $2500-$4,000.
Going the For Sale By Owner (FSBO) route —by selecting this method, you choose to sell your home on your own without usingan agent or broker:
• pros:cost savings — anywhere from 5-8% of your total selling price.In addition, you control the selling process without contractual obligations.
• cons:Time, commitment, effort and your possible lack of experience and real estate networking
— Do you have the experience to market the property properly, show the house, screen buyers,prequalify buyers, follow up with buyers, work with lenders, appraisers, home inspectors,termite inspectors, negotiate the contract, work with closing agents, attorneys, and get the saleof your home closed?
Going the FSBO route means finding buyers for your home. Agents belong to anetwork of real estate brokers who represent buyers and sellers. You will need totap into that network to reach the majority of buyers, which can cost you alot time andalot of money.
Selecting Your Selling Method: Agent vs. FSBOAgent or FSBO: how to select which option —
• number of factors can favor one option over another, namely:
— your time commitmentyour knowledge of the real estate market your ability to screen buyers and negotiate contractsyour need to protect your interests
• another big factor is the type of housing market that is in play. The FSBO strategyworks better in a "sellers" market than in a "buyers" market.
Combination route —a lot of homeowners are using the combination route, which means that you will usea combination of agent-type services and FSBO strategies:
• most common agent-type services to use:
— MLS listing— co-brokering relationship*
settlement services
• the parties that provide these services:
— discount brokers— "paid-for-services" agents
settlement agents / lawyers
co-brokering refers paying commissions to agents who represent buyers
• most common FSBO strategies to use:
— pricing your home— marketing materials— prep work plans— screening buyers / home showings
contract negotiations
Selecting Your Selling Method: Agent vs. FSBOWorking in a buyer's market:
• What is a Buyer’s Marketa "buyer's" market has more sellers than buyers. You will find many homes similarto yours listed at one time.
You should expect a longer selling time for your home. Buyers will visit, oftenrevisit again to make comparisons, and negotiate concession terms from theseller.
• Start with a Comparable Market Analysis (CMA)it would be advisable to run a Comparable Market Analysis (CMA) among homesthat are within your area. This would give you the timing of home sales in yourneighborhood and at what price.
Items to compare include in the CMA:
— age and condition of similar homes in the neighborhood— homes that have sold within the last six months to a year
list of comparable sales in the neighborhood
Have your agent run this list, or generate your own list online:
What's the value of your home?
Order your home valuation report here:http://str8loball.weebly.com/want-to-know-the-value-of-your-home.html
• Individual home appraisals
You may want to hire an appraiser to look at your home to get an independentappraised value based on market conditions. This will substantiate your sellingprice when listing your house.
You want to avoid overpricing your home in a "buyers" market; it can cost youmoney as your home sits on the market while buyers find better values.
Likewise, a home that hasn't sold over an extended period, or whose price hasbeen reduced several times, raises questions among buyers.
The appraisal can run anywhere from $200-500, depending on how fast you wantthe appraisal done.
Selecting Your Selling Method: Agent vs. FSBOFind an Appraiser:Get matched with the right appraisal service in your area:
You will have to pay for the ServiceRange in price from $350 - $650
• Which route in a buyer's market: FSBO or agent?This depends on your individual circumstances. Needless to say however, if youneed to sell your home quickly, the services of an agent will be helpful under thesemarket conditions.
Working in a seller's market
• What is a Seller’s Market:you can expect your home to sell fast in a seller's market (if it is priced correctly).Home prices are firm and many homes sell quickly even before reaching the MLSlisting.
Homes in a seller's market receive multiple contract offers and buyers will competefor top price. It's important that you screen buyers and contract offers. Youdon't need to accept the first offer — others will follow quickly.Make sure the buyer has the financial capability and mortgage pre-approval tocomplete the sale. If no, you have the luxury to wait for another buyer.
• If homes in your neighborhood are selling quickly, plan to negotiate favorableterms.
Run a Comparable Market Analysis (CMA) among homes that are within yourarea. This would give you the price of home sales in your area.Items to compare include in the CMA:
— age and condition of similar homes in the neighborhood— homes that have sold within the last six months— list of comparable sales in the neighborhood
Selecting Your Selling Method: Agent vs. FSBOHave me, your agent run this list, or generate your own list online:http://str8loball.weebly.com/want-to-know-the-value-of-your-home.html
• Which route in a seller's market: FSBO or agent?This depends on your individual circumstances. However, FSBO selling can workfavorably under these market conditions.
What determines "buyers" vs. "sellers" marketCertain market conditions dictate the kind of real estate market in your area,namely:
• Economic conditions:generally, if the area economy is good, real estate markets are strong. Consumershave high confidence in their income situation that translate into real estate investments.
• Interest Rates:when rates are low, housing markets are strong. As interest rates rise, sellers maybe forced to reduce price and/or pay a portion of the closing costs.No one can predict how economic conditions or interest rates will move or impactyour market. But you can get a good idea of what might change these factors byunderstanding elements that drive economic conditions. These may include:
Gross Domestic Product:measures the output of goods and services.If GDP grows too much, the economy is strong. But the Federal Reserve mayintervene with higher interest rates to slow growth.
Consumer Price Index:measures the change of price (rate of inflation) for a fixed market basket of consumergoods and services.If the CPI increases more than expected, rates tend to move up. Likewise, if theCPI decreased more than expected, rates tend to move down.
Selecting Your Selling Method: Agent vs. FSBOProducer Price Index:measures the change of price for goods and supplies used in the products ofconsumer goods and services.
The increase of the PPI eventually is reflected in the price consumers pay fordomestic products, which in turn increase CPI
Employment:measures the level of employment and earnings estimate. The Unemploymentindicator measures the level of unemployment.Rising levels of employment increases consumer confidence but puts pressure onsalary levels, which tends to be inflationary and can impact the rise of interestrates.
Housing Starts:measures the number of new housing permits. An increase of housing starts is asign of a good economy. But too many housing permits in your area can saturatethe housing market.
• Homeowners should monitor neighborhood trends to protect theirinvestment.If the neighborhood is weakening, or if some zone changes allow for some undesirablegrowth, it might be time to sale.
Selecting Your Selling Method: Agent vs. FSBOGeneral conditions of your neighborhood and community:Some neighborhoods deteriorate faster than others. This can be a factor of locationand changes in zoning laws.If the zoning board allows development of a factory or retail shopping outlet thatincreases traffic, home prices in your neighborhood may start to move downward.Keep informed of zoning changes at your local government agencies:
Crime is another factor of determining markets.If crime rates or police action is on the rise in your area, real estate prices can bedepressed. Some areas where real estate markets have been soft may see a strong demandas new growth moves into the area. Your market may enter into a "seller's market" as newsuburban communities begin to develop.
The strength of the school systems may help or hurt markets. You may be in a goodmarket that suddenly turns downward because of a school board decisions thatrewrites the boundaries.
If you would like to see what I can do for you as yourSelling Agent, simply click the link below
http://str8loball.weebly.com/selling.html
And please keep in mind thatList 4 Less Realty is the #1 Agency
and has sold more homes than any other real estatecompany in Hardin and McNairy county in
2008, 2009 and again in 2010.
WE ARE THE BEST!
And we have the lowest commission in town!
If you ever need any help, or if you just have aquestion, feel free to contact me anytime
Tim CraneList 4 Less Realty
[email protected]://str8loball.com
TIM CRANE’S
PRE-LISTING
INFORMATION
PACKAGE
Enclosed you will find information regarding Tim Crane and the 201-Step Marketing System Tim has created to get your
home sold fast and for top dollar, details of Tim’s guarantee, a list of Real Estate Myths, and much more!
Please review this package before your
next appointment with Tim
Dear Mr. & Mrs. LISTOR,
Thank you for taking the time to review this package. I have sent you these materials in advance of our meeting so that you will know a little more about me and my services, and how they will benefit you.
At this point, I don’t know all of your particular needs and objectives, nor do I know your financial and family situation entirely. I do know that selling a home can be an extremely emotionally trying time, or a very exciting one. My job is to provide you with enough solid information so you can make an honest, informed decision based upon facts not hype.
As you look through this package, use the forms at the back to note any questions that you have for me so that we will not forget to address them at our meeting.
I am preparing a complete presentation and market analysis for our meeting. I will cover many important items that other agents may not even know, such as:
� The proven 201 Step Home Selling System
� And much more
Selling your home is a complicated task, so it is crucial to have every possible advantage you can. Thank you again for your time, and I look forward to meeting with you.
Sincerely,
Tim Crane
731-607-0118
TIM CRAN E’S MISSION STATEMENT
It is the mission of Tim Crane to consistently provide the highest quality,
most innovative and exceptional real estate service available anywhere in Hardin, McNairy and the surrounding counties here in Tennessee.
My client’s needs always come first. I will strive to always provide value
far in excess of our client’s expectations. My constant goal is mutual respect, and long term relationships that are beneficial to all parties.
My operation will be a great place to work and do business. I will be
positive, helpful, and enthusiastic at all times – always focusing on solutions, not challenges. I will take care of business first and foremost, but have fun and enjoy ourselves in the process.
I will run a clean, organized, and efficient operation, and always adhere to
the highest standards of integrity and ethical business practices. I will never rest on our accomplishments. I will constantly strive to create,
develop, and implement new ideas, strategies, and services that will benefit our clients. I will continue to seek continuing education in all aspects of our business to increase the level of service we offer our clients.
Core Values
• Honesty & Integrity at all times and in all situations. • Continually improve our services to exceed our client’s expectations. • Create and nurture a fun, exciting, creative and productive work
environment. • Tirelessly pursue personal growth while reaching well-formulated goals. • Work with only the most enjoyable and motivated clients and co-workers.
“Tim Crane’s Amazing 201 Step System to Get Your Home
Sold Fast and For Top Dollar” 1. Research tax records to verify full and complete legal information is available to
prospective buyers and buyer’s agents on MLS printout. 2. Research property’s ownership and deed type 3. Research property’s public record information for lot size & dimensions 4. Research and verify legal description 5. Research property’s land use coding and deed restrictions 6. Research property’s current use and zoning 7. Verify legal name(s) of owner(s) in county’s public property records 8. Research sales activity for past 6-18 months from MLS and public records databases 9. Research “Average Days on Market” for property of this type, price range, and location 10. Research competitive properties that are currently on the market. 11. Research competitive properties that have been withdrawn. 12. Research competitive properties that are currently under contract. 13. Research expired properties (properties that did not sell during their time on the
market). 14. Research competitive properties that have sold in the past six months. 15. Call agents, if needed, to discuss activity on the comparable properties they have listed
in the area. 16. Research the previous sales activity (if any) on your home. 17. Download and review property tax roll information 18. Prepare “Comparable Market Analysis” (CMA) to establish fair market value 19. Obtain and verify accurate methods of contacting you. 20. Gather information to help assess your needs. 21. Review current title information. 22. Measure interior room sizes. 23. Confirm lot size your copy of certified survey, if available. 24. Obtain copy of floor and pool plans, if available 25. Review current appraisal, if available. 26. Identify Home Owner Association manager, if applicable 27. Verify Home Owner Association fees, if applicable 28. Verify security system, current term of service and whether owned or leased. 29. Verify if you have a transferable Termite Bond. 30. Ascertain need for lead-based paint disclosure 31. Verify if property has rental units involved; if so, make copies of all leases, verify all
rent and deposits, inform tenants of listing and discuss how showings will be handled. 32. Compile list of repairs and maintenance items. 33. Prepare showing instructions for buyers’ agents and agree on showing time window
with you.
34. Assess your timing. 35. Assess your motivation. 36. Assess your immediate concerns. 37. Ask you questions about the property and yourselves to learn how to better serve and
provide helpful information if needed. 38. Discuss your purchase plans and determine how Tim, and the List 4 Less Realty team
can assist you in your next purchase (local, new home construction, investment, or relocation) or if we can research and find a qualified agent to assist you in your new location.
39. Determine how quickly you need to move. 40. Obtain information that will help Tim to prepare the listing, advertising and marketing
materials. Questions will include: What type of improvements have you done to your house in the past five years? What other features of your home make it attractive to buyers? (Type of cabinets, flooring, decks, pool, fireplaces, etc.) What do you think the home is worth? How much do you owe on the property?
41. Prepare you by asking you to gather home information: to have copy of deed, current tax bill, copy of a survey, copy of your title policy available (this could potential save you money if you purchased less than three years ago).
42. Obtain one set of keys, which will be inserted in the lockbox. 43. Perform Interior Décor Assessment 44. Review results of Interior Décor Assessment and suggest changes to shorten time on
market. 45. Perform exterior “Curb Appeal Assessment” of subject property. 46. Review results of Curb Appeal Assessment with seller and provide suggestions to
improve salability. 47. Give you an overview of current market conditions and projections. 48. Provide Home Audit to discuss constructive changes to your home to make it more
appealing, to show exceptionally well and help it to yield the greatest possible price to an interested buyer.
49. Provide you with home showing guidelines to help have the home prepared for appointments. (i.e. lighting, soft music, etc.)
50. Review and explain all clauses in Listing Agreement (and addendums, if applicable). 51. Enter your name, address, phone number, and email address in order to keep you
informed of market changes, mortgage rate fluctuations, sales trends or anything that may affect the value and marketability of your property.
52. Compile and assemble formal file on property 53. Present Comparable Market Analysis (CMA) Results to you, including comparables,
solds, current listings and expired listings. 54. Offer pricing strategy based on professional judgment and interpretation of current
market conditions. 55. Assist you in strategically pricing home to enable it to show up on more MLS Searches. 56. Discuss goals with you to market effectively. 57. Discuss and present strategic master marketing plan. 58. Explore method of pricing your property below comparable value to bring the most
buyers to your property quickly. 59. Present and discuss the List 4 Less Realty Program to market your home the most
effectively and bring the most buyers to you in the shortest amount of time 60. Explore the option of marketing your home with an incentive of buying down points on
the buyers’ loan; potential results are: you retain a higher agreed upon price (which
results in more proceeds to you) and the buyer saves on monthly payments and a tax credit.
61. Prepare an equity analysis to show you expenses, closing costs and net proceeds. 62. Explain the use of the Seller’s Property Disclosure Statement you will complete, and
that will be presented to the buyer of your home. This will help you avoid devastating setbacks and preserve your legal rights.
63. Take full color digital photographs of the inside and outside of your home for marketing flyers, advertisements and the Internet.
64. Set up home Warranty, if you choose, to protect your home during listing period and for 12 months after the sale to reassure buyer of the quality of your home.
65. Install hi-tech lockbox to allow buyers and their agents to view your home conveniently but does not compromise your family’s security.
66. Write remarks within the MLS system specifying how you want the property to be shown.
67. Prepare showing instructions for buyers’ agents and agree on showing time window with you.
68. Prepare detailed list of property amenities to have readily available at your home, to include in Marketing Booklet, and assess market impact
69. Prepare MLS property Profile Sheet 70. Proofread MLS database listing for accuracy – including proper placement in mapping
function 71. Enter property data from Profile Sheet into MLS Listing Database 72. Electronically submit your home listing information to The Multiple Listing Service for
exposure to all active real estate agents in the area. 73. Immediately submit digital photos of the interior and exterior of your home to the MLS
at the same time listing is input allowing buyers and agents to view pictures when narrowing down homes they will actually tour.
74. Add property to List 4 Less Realty’s Active Listings list; provide information in two locations in office for Realtors® when potential buyers call for details.
75. Provide you with signed copies of Listing Agreement and MLS Profile Data Sheet 76. Explain marketing benefits of Home Owner Warranty with you. 77. Assist you with completion of Home Owner Warranty application. 78. Submit Home Warranty application for conveyance at time of sale. 79. Provide you with a Personal Customized Services sheet to explain specific marketing
available for your property. 80. Provide you with a personalized Advertising Questionnaire for your input in verbiage
for advertisement 81. Review List 4 Less Realty’s Full Service and Above Marketing System and the benefits
provided, resulting in the rapid sale of your property. 82. Offer Realtor® tour, if applicable, to provide you with professional feedback and
additional ways to best promote your home 83. Offer a Broker’s Open, if applicable, to promote your property to local Realtors® and
their customers, to maximize showings 84. Create advertisements with your input, including information from Personalized
Advertising Questionnaire 85. Prepare mailing and contact lists 86. Create, order, and mail Just Listed Postcards to promote the value of your home over
others on the market. 87. Create, print, assemble, and mail compelling flyers to hand deliver and/or mail to target
customers, to stimulate calls on your home.
88. Advise Network Referral Program of listing 89. Provide marketing data to buyers coming from referral network 90. Create a marketing property brochure/flyer of features and lifestyle benefits of your
home for use by buyer agents showing your home. 91. Prepare copies of Seller’s Disclosures and Home Owner’s Disclosures to be placed in
your home to be available for buyers; these are to be included in a contract. 92. Create a custom “Home Marketing Book” to be placed in your home for buyers &
buyer’s agents to reference home features, area map, plat/lot map, floor plan (if available), tax information, and other possible buyer benefits. Provide 5 for your property, and replace as needed. This makes your home stand apart in the buyers’ minds long after they have left your property.
93. Deliver “Home Marketing Book” to your property and display in prominent location for buyers’ easy access.
94. Respond within 15 minutes to internet leads through our exclusive marketing program, which is a highly effective way to communicate with buyers who are interested in your property. Over 90% of all inquiries come from the Internet.
95. Convey all price changes promptly to Internet real estate sites 96. Capture feedback from Realtors® after all showings 97. Place regular weekly update calls or emails to you to discuss all showings, marketing,
and pricing. 98. Research weekly current laws, interest rates, and insurance conditions as it relates to the
housing industry, and specifically how it impacts the sale of your property. Notify you of any conditions promptly.
99. Notify you immediately of any offers, potential offers, or needs. 100. Discuss feedback from showing agents with you to determine if changes will accelerate
the sale. 101. Search the MLS System for Realtors most likely working with interested and capable
buyers matching your home, then fax or email copies of your home listing information for them to review immediately.
102. Maximize showing potential through professional signage. List 4 Less Realty has the most recognizable logo and trademark in this area.
103. Install List 4 Less Realty sign in front yard when allowed. 104. Market your home on the following internet sites: Realtor.com, MLS, Craigslist.com,
Trulia.com, and over 100 more websites and real estate portals. 105. Tim Crane is the one of the most aggressive Realtors® in Savannah, TN--This
produces additional potential customers for you. 106. Submit a crisp, clean digital montage of photos complete with personally written
remarks detailing your home and upload on all websites. 107. If Open House is to be held, arrange for print ad to be placed in the courier the
Thursday before any Open House to maximize number of customers. 108. Target market to determine who the most likely buyer willing to pay the highest price
will be. 109. Discuss marketing ideas with “Mastermind” group of top Realtors from across country. 110. Deliver copies of advertisements and marketing material of your home to you for your
review. 111. Make info box or tube available under “For Sale” sign making feature sheets available
to those passing by. 112. Use other marketing techniques; such as offering free reports to multiply chances of
buyers calling in, discussing, pre-qualifing for and touring your home.
113. Help you to prepare the Homeowner’s Information Sheet which includes information on utilities and services the buyer will need to know when transferring after closing.
114. Prepare a financing sheet with several financing plans to educate buyers on methods to purchase your home.
115. Advertise home to my VIP Buyers as well as all qualified buyers in my database. 116. Distribute flyer to all agents in my List 4 Less Realty office. Promote your home by
distributing flyers local lenders and potential buyers who are relocating to our area. 117. Promote the benefits of your property to all agents in my office, and update them on
any changes so they may convey enticing information to their buyers. 118. Deliver copies of advertisements and marketing material of your home to you for your
review. 119. Promote your home to all Realtors in my area and other areas. 120. Log in all home showings to keep record of marketing activity and potential purchasers. 121. Follow up with all the agents who have shown your home via fax or personal phone
call to answer questions they may have. 122. Send a personalized letter or postcard to residents in your immediate neighborhood
promoting the features and lifestyle benefits of your home. Often neighbors know of friends or family members who are thinking of moving into the neighborhood.
123. Personally call your immediate neighborhood and surrounding neighborhood to promote the benefits of your home.
124. Prepare a weekly market analysis update of any activity in your neighborhood (i.e.: new homes on the market, homes that have sold etc) to keep you informed about key market conditions within your area.
125. Pre-qualify all buyers whom our agents will bring to your home before showings to avoid wasting your time with unqualified showings and buyers.
126. Discuss qualifications of prospective buyers to help determine buyer motivation, ability to purchase and probability of closing on the sale.
127. Provide Open Houses with a licensed Realtor® if feasible. 128. Handle paperwork if price adjustment needed. 129. Take all calls to screen for qualified buyers and protect you from curiosity seekers. 130. Receive and review all Offers to Purchase contracts submitted by buyers or buyers’
Agents to determine best negotiation position. 131. Contact buyers’ agents to review buyer’s qualifications and discuss offer 132. Evaluate offer(s) and prepare a “net sheet” on each for you for comparison purposes, if
requested 133. Counsel you on offers. Explain merits and weakness of each component of each offer 134. Fax or deliver Seller’s Disclosure form to buyer’s agent or buyer (upon request and
prior to offer being made if possible) 135. Confirm buyer is pre-qualified by calling Loan Officer 136. Obtain pre-qualification letter on buyer from Loan Officer 137. Negotiate highest price and best terms for you and your situation. 138. Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent 139. Fax or hand deliver copies of contract and all addendums to closing title company 140. When an Offer to Purchase Contract is accepted and signed by you, deliver signed offer
to buyer’s agent 141. Record and promptly deposit buyer’s earnest money in escrow account. 142. Deliver copies of fully signed Offer to Purchase contract to you 143. Fax/deliver copies of Offer to Purchase contract to Selling Agent 144. Fax copies of Offer to Purchase contract to lender 145. Provide copies of signed Offer to Purchase contract for office file
146. Provide copies of signed Offer to Purchase contract to Title Agency 147. Advise you in handling any additional offers to purchase that may be submitted
between contract and closing 148. Change status in MLS to “Sale Pending” 149. Review buyer’s credit report results—Advise seller of worst and best case scenarios 150. Assist buyer with obtaining financing, if applicable and follow-up as necessary 151. Coordinate with lender on Discount Points being locked in with dates 152. Deliver unrecorded property information to buyer 153. Order septic system inspection, if applicable 154. Receive and review septic system report and assess any possible impact on sale 155. Deliver copy of septic system inspection report lender & buyer 156. Coordinate termite inspection ordered 157. Coordinate mold inspection ordered, if required 158. Coordinate home inspection ordered and handle contingencies, if any 159. Confirm Verifications Of Deposit & Buyer’s Employment Have Been Returned 160. Follow Loan Processing Through To The Underwriter 161. Contact lender weekly to ensure processing is on track 162. Relay final approval of buyer’s loan application to you 163. Coordinate buyer’s professional home inspection with you 164. Review home inspector’s report 165. Assist seller with identifying and negotiating with trustworthy contractors to perform
any required repairs 166. Schedule Appraisal 167. Provide comparable sales used in market pricing to Appraiser 168. Follow-Up On Appraisal 169. Assist seller in questioning appraisal report if it seems too low 170. Coordinate closing process with buyer’s agent and lender 171. Update closing forms & files 172. Ensure all parties have all forms and information needed to close the sale 173. Confirm closing date and time and notify all parties 174. Assist in solving any title problems (boundary disputes, easements, etc) 175. Work with buyer’s agent in scheduling and conducting buyer’s Final Walk-Thru prior
to closing 176. Research all tax, HOA, utility and other applicable pro-rations 177. Request final closing figures from closing agent 178. Receive & carefully review closing figures on HUD statement to ensure accuracy of
preparation 179. Review final figures on HUD statement with you before closing 180. Forward verified closing figures to buyer’s agent 181. Request copy of closing documents from closing agent 182. Confirm buyer and buyer’s agent have received title insurance commitment 183. Provide “Home Owners Warranty” for availability at closing 184. Review all closing documents carefully for errors 185. Forward closing documents to absentee seller as requested 186. Review documents with closing agent 187. Provide earnest money deposit check from escrow account to closing agent 188. Coordinate financing, final inspections, closing and possession activities on your behalf
to help ensure a smooth closing. 189. Assist in scheduling the closing date for you and all parties. 190. Set up final walk- through of your home for buyers and their agent.
191. Coordinate closing with your next purchase and resolve any timing problems 192. Arrange possession and transfer of home (keys, warranties, garage door openers,
community pool keys, mail box keys, educate new owners of garbage days/recycling, mail procedures etc.).
193. Have a “no surprises” closing and present seller a net proceeds check at closing 194. Change MLS listing status to Sold. Enter sale date and price, selling broker and agent’s
ID numbers, etc. 195. Answer questions about filing claims with Home Owner Warranty company if
requested 196. Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied 197. Respond to any follow-on calls and provide any additional information required from
office files. 198. Help you relocate locally, or out of area with highly experienced agents across the
globe - you are sure to have the highest quality agent to help you on both sides of your move to make it worry and stress free.
199. Send letter with picture of your new home on it - delivered to 10 friends and family, providing your change of address.
200. List 4 Less Realty, Inc. at the Savannah, TN office is the #1 real estate office in Hardin and McNairy Counties, selling more homes than any other office in 2007, 2008, 2009, 2010 and again in 2011. You benefit from the experience and contacts of the most professional, exceptional Realtors® available to anyone!
201. Tim is a devoted, full time REALTOR - not a part time real estate agent. I am the absolute best internet marketer in the real estate business in this area. Your benefits include my expertise, and a wide range of market areas to promote your home.
Is there any question why Tim Crane often sells homes for 95% of
the asking price with as little as 1 day on the market?
Compare this to the local agency averages and you can see why this “201 Step Marketing System” is so effective.
Tim Crane’s EASY EXIT
LISTING AGREEMENT
What’s your biggest fear when you list your home with a real estate agent? It’s simple. You worry about being locked into a lengthy listing agreement with a less than competent real estate agent, costing your home valuable time and exposure on the market. Well, worry no more. Tim takes the risk and the fear out of listing your home with a real estate agent. How? Through his EASY EXIT Listing Agreement. When you list your home through our EASY EXIT Listing Agreement, you can cancel your listing with us at any time. No hassles. It’s easy.
• You can cancel your listing anytime • You can relax, knowing you won’t be locked into a lengthy
contract • Enjoy the caliber of service confident enough to make this offer
Only one restriction applies…we ask that you voice your concern and give us seven (7) days to try and fix the problem. That seems fair, doesn’t it? If we can’t fix any concerns within the seven day period, you are free to withdraw your listing.
Tim has strong opinions about his real estate service. He believes that if you are unhappy with the service you receive, you should have the power to fire your agent.
Tim Crane 731-607-0118
FACT…
What that means to you is…
On the average… Buyers inspect 12 homes before
making an offer. That means 11 other homes are competing against yours.
In today’s market, buyers are increasingly savvy.
Many sellers are “testing the market” resulting in a high number of listings. This means the competition is stiff! Working together, we can make sure your home gets the attention it needs to stand out from the pack. Your job is to make your home bright, shiny, and clean—as close to a “model” home as possible. My job is to ‘tell the world’ and work to gain maximum market exposure.
CONDITION
LOCATION
MARKET
TERMS
PRICE
There are 5 essential ingredients that comprise the formula for a successful sale of your home.
Your home will sell at the highest price and in the
quickest amount of time when all the ingredients are combined perfectly.
If only one ingredient is left out of the formula or is
out of proportion to the others…
Your home will take longer to sell and will, quite possibly COST YOU MONEY
LOCATION
The pricing of your home must reflect its location. The better the location, the higher the acceptable price. School districts, high or low traffic, and highway
accessibility, all need to be considered in determining the value of your home’s location. We cannot control the location
CONDITION
The pricing of your home must accurately reflect its condition. The general
upkeep and presentation of your home is critical to obtaining the highest value for your home. Nature of the roof, plumbing, carpets, and paint all relate to
condition. Basic rule: If we can smell it…we can’t sell it!
MARKET
Recession, inflation, interest rates, mortgage availability, competition, and the
public’s perception of the general economy all make up the market. It may be a buyer’s market or a seller’s market. The pricing of your home must reflect the current nature of the market because we cannot influence the market. We can,
however, take advantage of the market.
TERMS
The more financing terms and options you accept, the more potential buyers there
will be for your property. The pricing of your home must reflect the terms available. The easier the terms, the more valuable your property becomes. (And this is where my team of professional Affiliates really shine-by offering a broad,
full-spectrum of mortgage products and options to both you and all potential buyers!)
PRICE is the #1 most important factor
in the sale of your home.
The consequences of making the wrong decision are painful. If you price
your home too low, you will literally give away thousands of dollars that could have been in your pocket.
Price it too high, and your home will sit unsold for months, developing the
reputation of a problem property (everyone will think that there is something wrong with it).
Failure to understand market conditions and properly price your home can
cost you thousands of dollars and cause your home not to sell… fouling up all of your plans.
Setting the proper asking price for your home is the single biggest factor that will determine the success or failure of your home sale.
I Won’t Let This Happen To You!
Utilizing the latest computer technology and my in depth knowledge of the
market, we will analyze current market conditions in combination with your personal time requirements to identify the correct price range for your home.
You can't afford any “guesswork” in this critical step!
PRICING GUIDELINES
• What you paid for your property does not effect its value. • The amount of money you need to get out of the sale of your
property does not effect its value.
• What you think it should be worth has no effect on value.
• What another real estate agent says your property is worth does not affect its value.
• An appraisal does not always indicate what your property is
worth on the open market. The value of your property is determined by what a ready willing and able buyer will pay for it in the open market, which will be based upon the value of other recent closed sales. BUYERS DETERMINE VALUE!! DO NOT automatically list with the agent that gives you the highest price. Consumer Reports, July 2010 stated…
Thinking about selling?
When you work with me, Tim Crane, I want to act in YOUR best interests. I am eager to have you share your concerns & expectations about the sale of your home.
*Please take a moment to complete the survey below…
What are you most concerned about?
Not Concerned Very Concerned Advertising? 0 1 2 3 4 Open Houses? 0 1 2 3 4 Show Procedures? 0 1 2 3 4 Multiple Listing Services? 0 1 2 3 4 Pricing? 0 1 2 3 4 Closing Costs? 0 1 2 3 4 Commissions? 0 1 2 3 4 Security? 0 1 2 3 4
Buyer Qualifications? 0 1 2 3 4 Marketability? 0 1 2 3 4 Financing? 0 1 2 3 4 Negotiations? 0 1 2 3 4 Communications? 0 1 2 3 4
BENEFITS OF PROPER PRICING
• FASTER SALE: The proper price gets a faster sale, which means
you save on mortgage payments, real estate taxes, insurance, and other carrying costs.
• LESS INCONVENIENCE: As you may know, it takes a lot of
time and energy to prepare your home for showings, keep the property clean, make arrangements for children and pets, and generally alter your lifestyle. Proper pricing shortens market time.
• INCREASED SALESPERSON RESPONSE: When
salespeople are excited about a property and its price, they make special efforts to contact all their potential buyers and show the property whenever possible.
• EXPOSURE TO MORE PROSPECTS: Pricing at market
value will open your home up to more people who can afford it.
• BETTER RESPONSE FROM ADVERTISING: Buyer inquiry calls are more readily converted into showing appointments when the price is not a deterrent.
• HIGHER OFFERS: When a property is priced right, buyers are
much less likely to make a low offer, for fear of losing out on a great value.
• MORE MONEY TO SELLERS: When a property is priced
right, the excitement of the market produces a higher sales price in less time. You NET more due to the higher sales price and lower carrying costs.
DRAWBACKS OF OVERPRICING
• REDUCES ACTIVITY: Agents won’t show the property if they feel it is priced too high.
• LOWER ADVERTISING RESPONSE: Buyer excitement will
be with other properties that offer better value.
• LOSS OF INTERESTED BUYERS: The property will seem inferior in amenities to other properties in the same price range that are correctly priced.
• ATTRACTS THE WRONG PROSPECTS: Serious buyers
will feel that they should be getting more for their money.
• HELPS THE COMPETITION: The high price makes the others look like a good deal.
• ELIMINATES OFFERS: Since a fair priced offer will be lower
than asking price and may insult the seller, many buyers will just move on to another property.
• CAUSES APPRAISAL PROBLEMS: Appraisers must base
their value on what comparable properties have sold for.
• LOWER NET PROCEEDS: Most of the time an overpriced property will eventually end up selling for less than if it had been properly priced to begin with, not to mention the extra carrying costs.
RESPONSE ADVERTISING AND
24-HOUR MARKETING
Unlike most agents that run “image” advertisements that focus on
themselves and how great they are, Tim utilizes Response-Generating Marketing that focuses on potential buyers and what they really want!
These ads are much different than those that most agents run. A very high
number of prospects call because of these non-threatening, emotion-arousing ads! These strategies, combined with the cutting edge technology of our 24-
hour Automated Video Marketing System provide us a steady stream of qualified buyers.
This incredible system allows buyers to receive detailed information about
your home – and even have a video of the property for them to watch… 24 hours a day/ 7 days a week!
The system also allows Tim to show the property at any time and have
potential buyers watch the video before we go and see the property in person, that way Tim knows that the buyers he is showing, are serious prospects and not a waste of time.
THE HOME HUNTER SYSTEM
Tim Crane has a unique system to attract buyers and ensure that each buyer will be properly assisted in finding the home that they are searching for. I have a system that focuses specifically on assisting the large inventory of buyers that my innovative marketing strategies produce. Each buyer is interviewed to determine the features and specifications that they are looking for in a home. That data is then entered into a computer system that will list the homes that match the buyer’s criteria.
Buyers are given the features and benefits of those homes that meet their
criteria, and will be assisted through each step of the process. I focus all my efforts on finding a buyer for your home, unlike traditional
agents who passively wait for a buyer to come along. The system allows me to give exceptional service to a large inventory of
buyers.
I VERY WELL MAY ALREADY HAVE A BUYER FOR YOUR HOME!
INTERNET EXPOSURE
175+ COUNTRIES 100+ MILLION PEOPLE
In keeping pace with innovation and advancements in computer
technology, I now will place your home on our Internet site and hundreds of other sites.
We are constantly looking for ways to give our clients advantages over
competitors in the marketplace that go beyond the traditional methods of marketing and promotion.
Full color pictures, video and a detailed description of your home, where
targeted areas of your home will be highlighted. These amazing digital photo montages will be available to well over 100 million people worldwide - anyone with access to the Internet on their computer!
And the best part…Tim will take these digital photos and video immediately and they will be submitted the same
day your home hits the MLS!!!
REFERRALS / RELOCATION
Significant portions of our buyers come from outside the local area. These are often job transfers, corporate relocations, and Tri-State area buyers seeking a more rural lifestyle.
As a member of several relocation and referral networks, I get the
information on these buyers before anyone else. This provides more potential buyers for your home, since we always try to
show our own listings first to these qualified buyers!
Senior’s Real Estate Specialist Network Accredited Buyer Representative Network e-PRO Internet Referral Network Certified Finance Specialist Network International Referral Network Local Chamber of Commerce RealTalk Group of Top Agents Across The Country.
CONTRACT & NEGOTIATION
When an offer is presented on your home, you will have three basic choices in deciding how to respond.
1. Accept the offer. 2. Reject the offer. 3. Make a counter offer.
Together we will thoroughly analyze the offer, and discuss its strengths and weaknesses. After studying the entire contract, I will give you my recommendation, and then you will decide how to respond.
This is where a competent agent can be worth their weight in gold, because
having the right wording or contingency clause in the contract can mean the difference between a smooth transaction and a messy court battle.
Being intricately familiar with real estate contracts, I know how to protect
your best interests. My vast experience in contracts and negotiation will benefit you!
COMMON REAL ESTATE MYTHS MYTH: Tim Crane sells a lot of real estate. Perhaps he is too busy to pay attention
to my listing. TRUTH: Just as great restaurants are always busy and superior doctors have a heavy
patient load, Tim Crane’s success in marketing and selling homes has resulted in a busy schedule. But like good restaurants and doctors, Tim has assembled a team of top-notch people to assist with all of the details. The result is outstanding customer service and support. The long list of satisfied clients speaks for itself.
MYTH: All real estate agents are the same. TRUTH: Successfully marketing a property in our competitive marketplace takes
skill and resources. All of the promotional costs such as photos, videos, brochures, printing, signs, advertisements, MLS fees, direct mail, etc. are paid for by Tim Crane. How will a regular real estate agent offer such a complete marketing campaign? Do they have a proven track record of success? Do they have the expertise to guide you through the problems that often develop during the closing process?
Remember that you only actually pay a brokerage fee if and when your
property sells. Many sellers have found that their commission with a regular real estate agent was really zero, because their property never sold!
MYTH: I should select the agent that suggests the highest list price. TRUTH: This is the oldest scam in real estate sales: Tell the seller what they want to
hear, compliment the home, and agree to list it at an unrealistically high price just to get the listing. Then, after you have the listing for a few weeks, start telling the seller that they need to reduce the price.
Tim Crane doesn’t play any games. Tim provides a well researched
computerized market analysis to determine the true realistic price range that your home will bear in today’s marketplace. The decisions of which agent to list with
and what price to ask are two completely separate decisions.
Never select an Agent based on the price they suggest, rather, select your agent based on their CREDENTIALS and MARKETING PLAN, and
then decide on price together!
MYTH: Property condition is not that important to buyers. TRUTH: WRONG! A property in superior condition will sell faster and for a higher
price than a home in average condition. Buyers purchase properties that are most appealing, and a home in great condition with a reasonable asking price always tops the list. Sellers that invest in necessary repairs and keep their home clean and fresh always reap the rewards!
MYTH: Empty homes are harder to sell than occupied homes. TRUTH: Vacant homes often sell faster for several reasons, but again it all depends
on condition. A vacant home that is clean, in good repair, and priced fairly will sometimes sell fast because the rooms will appear larger without furniture and clutter, buyers can easily visualize their furnishings in the home, and most agents prefer to show vacant homes because they can go anytime without worrying about making appointments, etc.
MYTH: Pricing a home for sale is a mysterious process. TRUTH: Your home will sell for what the market will bear. To determine the range
of value for your home, it takes a solid knowledge of the market. And because every home is unique, your home will sell more near the high or low end of the range depending on its specific attributes like location and condition. Tim utilizes a computer database along with years of experience to help you decide where to set the price. It is not simple, but it isn't mysterious either.
QUESTIONS
Selling your home is a complex process, and it’s only natural for you to have some questions and concerns. Please don’t hesitate to ask any question that you may have. When it comes to selling your home, there is no such thing as a dumb question!
Please note any questions you have, so that we can address them during our meeting:
1 ___________________________________________________
2) ___________________________________________________
3) ___________________________________________________
4)______________________________________________________
5)______________________________________________________
6)______________________________________________________
7)______________________________________________________
8)______________________________________________________
9)______________________________________________________
When you purchased this house, you did so for very specific reasons. Reasons that might sell it as well!
IF… someone was looking at your home,
what specific things would you want to point out to them?
Prospective Seller Application
[Fill This Out]
Fill out completely and have available at the listing interview.
The most critical factor to having a successful real estate experience is to get clear about expectation levels. In order to do this, we need to know several critical pieces of information about you and your situation. This application is divided into 4 parts. Make sure you answer each part as thoroughly as possible. Your answers will be reviewed at the listing interview.
Part 1: Personal Information Part 2: Qualifications Part 3: Additional Information Part 4: Self-Ratings
Part 1: Personal Information: / / Name Spouse Date ________________________________/____________________________/_______________ Address City/State Zip __________________/____________________/______________________/_____________ Home phone Work Phone Cell Phone Fax / E-Mail Web Address
Part 2: Qualifications: How long do you think it will take to sell your home? _________________________________________________________________ What do you think a real estate agent’s job is? _________________________________________________________________ Who do you think will sell your home - the listing agent or the buying agent? _________________________________________________________________ Why wouldn’t your home sell? _________________________________________________________________ How well do you accept bad news or criticism about your home? _________________________________________________________________ What are your thoughts about price reductions? _________________________________________________________________ What are the best features of your home? _________________________________________________________________ What are the worst features of your home? _________________________________________________________________ How often do you expect your agent to communicate with you? _________________________________________________________________ Do you expect open houses? _________________________________________________________________ Do you expect newspaper advertising? _________________________________________________________________ Are there any restrictions on showing your home? _________________________________________________________________
Will your home be in “showable” condition at all times? _________________________________________________________________ Have you had your home pre-inspected - or do you know of any problems? _________________________________________________________________ Have you refinanced your home in the past few years? _________________________________________________________________ Do you have to sell this home before buying another? _________________________________________________________________ Have you ever sold a home before? On your own or with an agent? _________________________________________________________________ Do you absolutely have to move? Part 3: Additional Information: – Briefly describe or list anything you feel we need to know about (i.e. family, financial, work, neighbors) _____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________
Part 4: Ratings – for each item, rate your level of expectation and/or willingness (10 being highest):
Rating 1 2 3 4 5 6 7 8 9 10 Flyers Open Houses Lockbox Showing Feedback
Weekly Communication
Willing to do necessary repairs
Keep clean Change décor Owner financing
Offer Home Warranty
Price according to CMA
Agent must meet all appointments
Pets out during the day
Organize closets
Thanks for all your help in trying to gather the information on your home.
I look forward to working with you and I will see you at our next appointment.
Thanks,
Tim Crane – List 4 Less Realty 731-607-0118
